What is the difference between a licensed conveyancer and conveyancing solicitor in Bognor Regis
Two types of professional can perform conveyancing in Bognor Regis namely licenced conveyancers or solicitors. Both professionals handle the legal services that required to complete the sale or acquisition of property. Both are required to execute Bognor Regis conveyancing on similar standards and guidelines so you may be sure that your conveyancing will be professionally administered and that all requirements and procedures should be appropriately attended to.
How can we tell if a Bognor Regis conveyancing solicitor on the Clydesdale panel is any good?
When it comes to conveyancing in Bognor Regis seeking recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the solicitor conducting your transaction.
I can not fathom if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Bognor Regis bank branch on a couple of occasions and was told it does not impact the mortgage offer and they would lend. My Bognor Regis conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned to say that they refuse to lend based on their published requirements. Who do I believe?
Your solicitor has to follow the CML Handbook Part 2 requirements for your bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Will my lawyer be raising enquiries concerning flooding as part of the conveyancing in Bognor Regis.
Flooding is a growing risk for conveyancers carrying out conveyancing in Bognor Regis. There are those who buy a house in Bognor Regis, completely aware that at some time, it may be flooded. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Lawyers are not qualified to offer advice on flood risk, however there are a numerous checks that can be initiated by the purchaser or on a buyer’s behalf which can give them a better appreciation of the risks in Bognor Regis. The conventional set of completed inquiry forms sent to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) includes a standard inquiry of the seller to determine whether the property has suffered from flooding. If flooding has previously occurred which is not disclosed by the seller, then a buyer could commence a legal claim for losses as a result of such an incorrect answer. The buyer’s lawyers should also commission an environmental report. This should indicate if there is any known flood risk. If so, more detailed inquiries should be initiated.
The deeds to my house are lost. The conveyancers who did the conveyancing in Bognor Regis 5 years ago no longer exist. What are my next steps?
You no longer need to hold title deeds to establish that you are the owner of your registered land or property, given that the Land Registry hold details of all registered land or property electronically.
I've recently found out that there is a flying freehold element on a property I have offered on last month in what should have been a straight forward, no chain conveyancing. Bognor Regis is the location of the property. Can you shed any light on this issue?
Flying freeholds in Bognor Regis are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Bognor Regis you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bognor Regis may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
Should I choose a Bognor Regis conveyancing practitioner who is local to the property I am hoping to buy? I have an old university friend who can execute the legal work but her office is approximately 350kilometers away.
The benefit of a high street Bognor Regis conveyancing firm is that you can drop in to sign documents, present your ID and apply pressure on them where appropriate. Having local Bognor Regis know how is a plus. That being said it's more important to get someone that will do a good and efficient job. If other friends have used your friend and the majority were content that should outweigh using an unfamiliar Bognor Regis conveyancing lawyer just because they are local.
Having checked my lease I have discovered that there are only Seventy years left on my lease in Bognor Regis. I now wish to extend my lease but my landlord is missing. What are my options?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the Court. However, you will be required to demonstrate that you have done all that could be expected to find the lessor. For most situations an enquiry agent may be helpful to conduct investigations and to produce a report which can be used as proof that the freeholder can not be located. It is advisable to get professional help from a property lawyer in relation to investigating the landlord’s disappearance and the application to the County Court overseeing Bognor Regis.
I inherited a leasehold flat in Bognor Regis, conveyancing formalities finalised 5 years ago. How much will my lease extension cost? Equivalent properties in Bognor Regis with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £50 levied per year. The lease terminates on 21st October 2102
You have 77 years unexpired we estimate the price of your lease extension to range between £7,600 and £8,800 plus costs.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.